Overview

DEV MODE

⚠️

2 items need attention — EIA not started (long-lead; gates every approval) · PUD / rezoning required to exceed ~315 units. Clear these first.

⚑ Pro-forma projections — draft, pending QS & civil-engineering validation. A working budget, not a committed quote or an offer of securities.

Phase-1 budget (draft)

$25.7M

70-home working budget

Committed

pre-construction

Contingency held

$2.16M

10%

Phase 1A (fundable)

$18M

~60 units

Phase 1A gross

+$6M

25% margin

Full-build (pro-forma)

34.2%

$84.8M rev · $28.9M net

Phase pipeline ·

Anticipated cost report — Phase 1 (Land · Hard · Soft · Fees)

Cost code	Original budget	Committed	Forecast to complete	Projected	Variance

Green = under budget · red = over (Procore convention). Committed = $0 (pre-construction). DRAFT — edit with a local QS.

Cost curve — planned spend vs actual (S-curve)

Cost to complete

$25.7M

Spent to date

Build period

~24 mo

Phase 1

Sales pipeline — Phase 1A · 70 homesites

Prospect —

Reserved 0

Under contract 0

Closed 0

Available Reserved Under contract Closed · lots feed from the 3D map (like LotVue).

Phase pipeline — editable, saved live

Developer lifecycle — the 11 gates

Estate operations — the recurring engine (post-sale)

~$0.6M+/yr

Recurring income floor — HOA + solar (335 units, computed); utilities + rentals add upside (pro-forma)

$100/mo

HOA / security per home

$40/mo

Solar margin per home (own the roof)

~$4.8M+

Management-co value — 8× recurring floor (pro-forma)

Rental pool

Manage owner rentals (Half Moon model)

Amenities

Clubhouse · nature trails on the steep 47%

Sell the homes once; keep the estate forever — the Half Moon playbook. DRAFT.